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HomeMy WebLinkAboutACHD Comments~ _ ~~~ ~~~ ~ C D (i'o+-~rwr~ad ~o ~i~rcr. January 8, 2008 To: City of Meridian, Planning Department 660 E. Watertower Lane, Suite 202 Meridian, Idaho 83642 Subject: CenterCal Development MAZ-07-012 n/e/c and n/w/c of Eagle Road/Fairview Avenue Intersection Carol A. McKee, President Sherry R. Huber, 1st Vice President Dave Bivens, 2nd Vice President John S. Franden, Commissioner Rebecca W. Arnold, Commissioner JiL~~~~ V ~~ JAN - ~ 2008 City of Mericliazt ~'ty Clerk t3ffic~ The Ada County Highway District has received the annexation and zoning application for the proposed CenterCal Development project located at both the northeast and northwest corners of the intersection of State Highway 55 (Eagle Road) and Fairview Avenue. The District has not yet received the required traffic impact study for this development. Therefore, staff is submitting these preliminary comments based. on the conceptual site plan for the City's consideration of the annexation and zoning application. Additional comments and recommendations will be submitted once the District has received the traffic impact study. These comments may be altered depending on the findings and recommendations of the traffic impact study. Existing Conditions The State Highway 55/Fairview Avenue intersection is the busiest intersection in the State of Idaho. The City of Meridian and ACRD recently approved Pinebridge Subdivision, a commercial development located to the south and west of this project. The projected traffic volumes and level of service are identified below, based on the Pinebridge traffic impact study. Roadway Functional Traffic Count Level of Projected level of Speed Classification Service* Service at Pinebridge Limit Build-Out (2015) (Does not include traffic from CenterCal ro'ect Fairview Principal Arterial 37,198 east of "E" "C" 40 MPH Locust Grove in (assumes 7-lanes at build- Ma 2006 out Pine Minor Arterial 2,376 west of Better than Better than "C" Eagle Road in "C" March 2006 SH 55 Principal Arterial 51,580 south of "F" (See "F" 50 MPH (Eagle Road) Fairview in Note below) October 2006 Acceptable level of service for a five lane principal arterial roadway (Fairview) is "E" (37,000 ADT). *Acceptable level of service for a five lane minor arterial roadway (Locust Grove and Pine assuming completed improvements) is °`D°' (33,000 ADT). *Acceptable level of service for seven lane principal arterial roadway (Eagle Road north of Pine) is "E" (50,000 ADT). Note: This is based on the COMPASS Planning Thresholds. The District recognizes that the existing and projected level of service at the Eagle/Fairview intersection exceeds an acceptable planning level capacity. This intersection was previously identified as a future urban interchange. In the last update to the long-range transportation plan prepared by COMPASS, this urban interchange improvement was removed from the plan. Eagle Road is a state highway, and the Idaho Transportation Department has limited plans for improvements to this corridor (i.e. center islands for access control). There are no planned capacity improvements for this corridor. The applicant is pursuing options to utilize the STARS funding mechanism to add an additional thru lane in each direction of travel to Eagle Road from River Valley (approximately'/z mile north of Fairview Avenue) to Interstate 84. The District is supportive of this effort as the transportation impacts of this development are significant to the regional transportation system. In addition, the District would encourage the applicant to review intersection design alternatives with ACRD, ITD, and COMPASS, concurrent with the High Volume Intersection Study being conducted by ITD. This study, currently in draft phase, identifies intersection alternatives for intersections that carry the highest volumes of traffic. If the study recommends alternatives to the traditional intersection at Eagle Road and Fairview Avenue, the District recommends that the applicant pursue funding of this improvement in conjunction with the other proposed STARS road improvements to Eagle Road. Comments on Projected Traffic and Site Design PROJECTED TRAFFIC While the traffic impact study is not yet complete, the applicant's traffic engineer has provided an estimated trip generation for the entire project based on the applicant's conceptual plan. At full build-out, the project could generate approximately 37,000 vehicle trips daily. This estimate could change if the type or intensity of the proposed land uses are altered. NORTHEAST CORNER Fairview Avenue Access: The applicant has proposed three driveways to Fairview Avenue between Eagle Road and Records Drive. The applicant has proposed extending Records Drive through the site to the north property line, as a collector roadway. The applicant has proposed one driveway on Fairview Avenue between Records Avenue and Venture Street. The applicant has proposed connecting to Venture Street. Staff Comment: Driveway locations cannot be evaluated until a traffic impact study has been reviewed. It is anticipated that all driveways will be restricted to right-in/right-out on Fairview, with signalized access to the site at Records Avenue. River Valley Extension: The applicant is proposing to build River Valley along the north property line to create a signalized intersection with Eagle Road, located at approximately the'/ mile between Fairview Avenue and Ustick Road. The applicant is proposing a slight shift (approximately 30-feet) to the south for this roadway alignment. Staff Comment: This roadway was identified as a future collector roadway, and the District will require the construction of this roadway with the development application. If the roadway is proposed to be shifted south, the applicant will be required to provide access to River Valley to the properties to the north. In addition, the proposed shift to the south will impact the existing Riser Valley intersection on the west side of Eagle Road. The developer will be required signalize and make all improvements to the River Valley/Eagle Road intersection, and will be required to provide access to all adjoining properties. Connectivity in the general area should also be evaluated and required by the City and ACRD. Records Avenue: The applicant is proposing to extend Records Avenue north from Fairview Avenue as a collector roadway through the site to the north property line. Staff Comment: This roadway has been identified as a future collector roadway, and the District will require the developer to dedicate right-of-way and construct Records Avenue through the entire site, and work with the property owners to the north to connect to the recently constructed Allys Way, that intersects Ustick Road at a signalized intersection. The connection to Allys Way is critical to the vehicular circulation within this area. This roadway will provide a parallel and alternative route to Eagle Road, and will also provide residents in the area the opportunity to access retail and shopping without using the arterial or state highway system. The applicant does not control the property that will enable the connection of Allys Way to Records Avenue, but the connection should be a requirement of this development. ACHD, the City of Meridian, and the developer should work with adjacent property owners to achieve the necessary right-of-way dedication. Greenwood Drive and Meadow Wood Drive: The applicant has not proposed any improvements or connections to these existing residential streets. Staff Comment: The applicant will be required to provide cul-de-sac turnarounds for these roadways or construct a local street connection within the unopened right-of-way between these streets. The District is not supportive of tying these rural residential streets into the proposed commercial development. The District is supportive of providing the existing residences access to the proposed park. NORTHWEST CORNER Fairview Avenue Access: The applicant has proposed two driveway accesses to Fairview Avenue between Eagle Road and the site's west property line. Staff Comment: If no access is gained to Hickory Avenue, one of the proposed driveways to Fairview Avenue may need to be considered as full access and located as far from the FairviewlEagle intersection as is possible. Driveway locations cannot be evaluated until a traffic impact study has been reviewed. It is anticipated that all driveways will be restricted to right- in/right-out on Fairview, with the possible exception noted above. Hickory Avenue: The site has no frontage on Hickory Avenue, a collector street with a signalized intersection at Fairview Avenue. A connection to Hickory Avenue could provide necessary circulation and access to Fairview Avenue from this site. The District encourages the applicant and the City to discuss these possibilities with the adjacent land owner (a church). River Valley: The applicant has proposed extending River Valley only partially into the site. Staff Comment: The applicant has not adequately addressed the continuation of River Valley into the western quadrant of this development. This area of the development will require some redesign and further study by the applicant. ACCESS TO EAGLE ROAD The applicant has proposed right-in/right-out driveways on both the east and west sides of Eagle Road located approximately 1/8 mile north of Fairview Avenue. The applicant has proposed 3/. driveways on both the east and west sides of Eagle Road located approximately 1/4 mile north of Fairview Avenue. The applicant is proposing right-in/right-out driveways on both the east and the west side of Eagle Road 1/8 mile south of the proposed'/ mile signal at River Valley. The applicant is proposing a signalized intersection with Eagle Road at the'/2 mile location (River Valley Street). Staff Comment: The preliminary plan indicated that the 3/ access on Eagle Road would be signalized. ACHD is adamantly opposed to any additional signalization on Eagle Road beyond the %z mile location. Additionally, district staff is not supportive of any of the proposed 1/8 mile right- in/right-out driveways. The District recognizes that ultimately the decision for the access points on Eagle Road will be made by the City of Meridian and ITD. However, the District pursued the designation and the requirement for the'/2 mile collector streets (River Valley and Allys Way/Records Avenue) and paid for portions of these roadways in order to provide alternatives for access, rather than granting additional access points to the State Highway system. If access points are granted to the state system, then ACHD's attempt to truly plan and construct a collector roadway system for an area such as this is degraded. REQUEST Due to the significant impacts that this development will have on the surrounding roadways, ACRD respectfully requests the following: 1. That this application be continued until such time that a traffic impact study has been submitted to ACHD and ITD with the appropriate review time provided. Without that critical information, ACRD and ITD cannot accurately determine the improvements necessary to mitigate the impacts of this development to this area. 2. If this application is not continued and is approved tonight, then the City should include conditions in the development agreement relative to the applicant being required to comply with ACRD and ITD conditions prior to receiving approval for any building permit, and a commitment that the City will not sign off on any occupancy cards without first receiving ACHD's signature and sign-off. Because there is not a plat associated with the development at this time, individual buildings can be constructed on single parcels through the Certificate of Zoning process with the City. ACRD has plat signing authority, but is somewhat limited on CZC related authority. The City should include in the development agreement a requirement that all applications within this site are subject to ACRD requirements, regardless of the type of application (i.e. conditional use permit, certificate of zoning compliance). 3. If this application is not continued and is approved tonight, then the City should clarify that the applicant is responsible for the improvement of the roadways and intersections, regardless of approval of STAR funding. If that funding source is not available, the improvements are still necessary and should be constructed and paid for by the developer. ACRD and ITD have no improvements planned or funded for this area. 4. If this application is not continued and is approved tonight, then the City should not approve any details related to access. The proposed access locations on the major arterials should be approved by ACHD and ITD and cannot be evaluated until a traffic impact study has been completed. These comments are preliminary in nature, and the District will submit a more complete and detailed analysis after the applicant has provided the required traffic impact study, and more detailed development application material. If you have any questions, please feel free to contact me at 208-387- 6144. Sincerely, ~'~ ~-c~ Christy Richardson Program Administrator Right-of-Way & Development Services